Pete Wargent blogspot

PERSONAL/BUSINESS COACH | PROPERTY BUYER | ANALYST

'Must-read, must-follow, one of the best analysts in Australia' - Stephen Koukoulas, ex-Senior Economics Adviser to Prime Minister Gillard.

'One of Australia's brightest financial minds, must-follow for accurate & in-depth analysis' - David Scutt, Markets & Economics Editor, Sydney Morning Herald.

'I've been investing 40 years & still learn new concepts from Pete; one of the best commentators...and not just a theorist!' - Michael Yardney, Amazon #1 bestseller.

Friday, 31 October 2025

Crackdown on trust lending

Credit growth picks up

Business credit growth was a very solid 9½ per cent over the year to September, although it seems to have calmed a little over recent months.

Total credit growth in the Aussie economy was 7.3 per cent over the year, the strongest annual figure since January 2023.


Property investor credit growth picked up again to 0.77 per cent over the month and 7.3 per cent over the year.


Housing credit growth in total picked up to 0.62 per cent over the month - a clear acceleration, and the fastest monthly growth since 2022 - and 6.3 per cent over the year. 


As such, the housing credit impulse has accelerated, pointing to faster capital city housing price growth ahead. 


Indeed, across the month of October, Cotality's index already points to housing price growth of 1.1 per cent, led by Perth, Brisbane, and Adelaide, with Darwin also booming.

The wrap

Property investors have clearly been getting jiggy again, including some speculative behaviour in regional markets (as discussed on the Australian Property Podcast in recent times).

Not before time, a few banks have finally cottoned on to some of the more creative borrowing strategies, which make use of trust structures to create 'unlimited' borrowing capacity.

This from one of Australia's largest lenders yesterday...


There's been a plethora of content online about how to circumvent debt to income caps via the use of trust structures in 2025.


This clampdown will keep something of a lid on investor credit growth from the November figures onwards. 

---

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You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

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Listen in to our podcasts

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And our popular Low Rates High Returns Show also remains available on Spotify.

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By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.

Thursday, 30 October 2025

Record high for temporary visas

Visa figures surge anew

The number of temporary visa holders in Australia rose to a new record high of above 2.9 million in the September 2025 quarter, to be 4 per cent higher than a year earlier. 

For some context, 4 years earlier the number had plummeted to just 1.64 million during the pandemic.


No wonder the rental markets are so tight!

International student visa numbers are down by around 40,000 from a year earlier as rules and costs have tightened. 

However, the difference has more than been made up by increases in other visa classes, including bridging visas, in particular to Indian applicants.

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It seems as though the "unlimited lending" via trust structures was a short-lived social media trend.

Macquarie Bank has paused all mortgage lending to trusts and companies, while other lenders have made significant rule changes to clamp down on risky lending in the space. 

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In other news, Toronto’s office occupancy rate rose to another record high this month, as the unemployment rate in Canada remained stubbornly high at above 7 per cent.


Higher unemployment and return to office mandates have seen office occupancy rates return from near zero during the pandemic to record heights. 

---

1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,400 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.

Wednesday, 29 October 2025

Rates on hold, as inflation misses on the upside

Inflation picks up again

Consumer price inflation was higher than expected in the September 2025 quarter, at 1.3 per cent. 

The largest contributor - perhaps unsurprisingly! - was electricity costs, which rose again by 9 per cent.

Gas prices rose by a further 6.7 per cent over the course of three months, following annual price reviews.

There was also inflation in insurance, and inflation there was too in property taxes in the guise of rates and charges, which rose by 6.3 per cent. 

The important core or 'trimmed mean' inflation reading was 1 per cent for the quarter, plenty higher than the economists' median market forecast of 0.8 per cent, taking this measure of inflation back up to 3 per cent over the year to September.


So, core inflation is back at the top of the target band again.

Even after last quarter's miss, the two-quarter annualised reading for trimmed mean inflation re-accelerated to 3.3 per cent.


This has come at a time when internationally oil prices have been low.

The inflation has largely been 'homegrown', largely due to a combination of high population growth and expensive energy bills. 


There may yet be further unwelcome price increases to come, with annual rental price inflation still officially in decline - while in real time rental markets have been tightening, and asking rents have been rising more quickly again.


The wrap

Overall, this was a messy quarterly result which will keep interest rates on hold until at least February 2026 - and even still the transition to a monthly inflation measure will make the path ahead less than certain...even if there are to be downward pressures on inflation ahead. 

In the past, it is true, September inflation figures have sometimes come in hot, only for the surprise to be reversed in the December quarter.

Australia may face a similar dynamic to the United Kingdom (or to some extent New Zealand) where inflation has been above target, but the unemployment rate has been consistently rising.

Canada has managed to get its inflation rate down, but partly at the expense of a very high unemployment rate of above 7 per cent, while cutting immigration settings back.

Which trajectory Australia follows is as yet unclear - the risk is that hiring in the economy has been dependent on the non-market sector for a long while now, and as AI takes more roles out of the market sector the unemployment rate bounds higher. 

In summary, even though it looks as though the jobs market has stalled, and the unemployment rate is rising back towards 5 per cent, there will be very little appetite for lowering interest rates any further after today's inflation figures...for at least a few months.

James Foster ran through the key stats in more detail here

---

1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,400 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.

Monday, 27 October 2025

How much did land values increase in FY25?

Commercial land values lower

Commercial land values eased a little in the 2025 financial year, as office valuations were written down.

On the other hand, the value of residential land increased by 7 per cent to $8.3 trillion.

Over the last 5 years, the value of Australia's residential land has increased by 65 per cent, in part driven by population growth. 


The value of all of the residential land in New South Wales increased to $3.2 trillion.

That sounds pretty darned expensive, albeit it's still cheaper than the valuation of Amazon.

Residential land values increased faster over the financial year in Queensland (13 per cent) and Western Australia (13 per cent). 


The charts show one of the reasons why property is so popular.

While companies can have a life cycle and tend to come and go, well located blocks of land have tended to be long-term compounder investments. 

---

1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,400 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.

Sunday, 26 October 2025

2-Sense podcast

This week on the podcast, Chris and I discussed the unemployment rate jumping to a 4-year high, the turnaround in new home sales, and the chronic tightness in parts of the rental market.

Also, Chris discussed why speculating is dangerous at this point in this cycle.

Tune in here (or click on the image below):


You can also watch the YouTube version here:


---

1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,400 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.

Thursday, 23 October 2025

Domain house price report - Q3 2025

Housing price report

Prices rose at their fastest rate in 4 years over the September quarter, according to Domain.

House and unit prices rose to record highs across the capital cities in the December quarter. 

Sydney and Melbourne posted their strongest gains in two and four years respectively.


Units outperformed houses in 4 of the 8 capital cities, as first homebuyers competed with investors for value.

With the 5 per cent deposit scheme kicking off from 1 October, it looks like it will be a strong time for housing prices ahead.

You can read the full Domain report here.

---

1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,400 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.

Wednesday, 22 October 2025

Podcast: Aussie immigration: a deep-dive on the pros and cons

Podcast: migration

A big episode today, where Chris and I did a deep-dive on immigration statistics.

Tune in here (or click on the image below):


You can also watch the YouTube version here:


---

1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,400 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.

Tuesday, 21 October 2025

ausbiz TV: New home sales surge in September

ausbiz TV

This week on ausbiz TV, Andrew G and I discussed the latest housing market dynamics, the spike in the unemployment rate, the painfully slow delivery of housing supply, and the potential for lending standards to be tightened. 

Tune in here (or click on the image below):


---

1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,400 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.

Monday, 20 October 2025

Housing values approach $12 trillion

Cotality Chart Pack

Cotality released its latest Chart Pack, showing dwelling values rising 2.2 per cent over the September 2025 quarter, taking the estimated value of the dwelling stock to $11.8 trillion.

Stock levels generally pick up at this time of year, but remain very tight overall...


Source: Cotality

Rents were re-acclerating, for a third month on the bounce...


...while mortgage lending standards remain prudent, with high DTI and high LTI lending ratios running at around record lows. 


Source: Cotality

Despite this, the regulator has noted that lending standards could be tightened if investor and/or interest-only lending takes off.

You can check out the full Chart Pack here

---

1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,400 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.

Sunday, 19 October 2025

2-Sense podcast: Will negative gearing crash the Australian property market?

2-Sense podcast

A big episode this which which poses a big question.

Tune into listen to me discuss with Chris Bates here (or click on the image below):


You can also watch the YouTube version here:


---

1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,400 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.

Thursday, 16 October 2025

Unemployment rate spikes to 4-year high

Employment growth stalls

Employment rose only modestly in September, on a seasonally adjusted basis, to reverse the revised -12,000 decline recorded for August.


The 3-month average employment growth is now nowhere near high enough to prevent unemployment from rising, given high population growth and participation rates.


Much of the employment growth over the past year has been in government-funded and non-market roles, and especially healthcare and social assistance, but as this employment growth gradually dries up there isn't much left in the tank, it appears.

With the participation rate at record highs, the seasonally unemployment rate spiked to a 4-year high of 4½ per cent, well above the top of the forecast range of market economists. 


The underutilisation rate also rose to a 13-month high of 10.9 per cent. 


Furthermore, the youth unemployment jumped to 10½ per cent, suggesting a far weaker environment for employment trends, particularly since a rise in youth unemployment tends to precede a worsening unemployment dynamic across the wider economy. 

The wrap

This release, while only one data series, was a nasty set of numbers for policymakers, and in truth a bit of a shock to markets.

Reserve Bank of Australia forecasts had expected the unemployment rate to peak at 4.3 per cent and remain at that level until 2027, yet here we are already at 4½ per cent and rising. 

The 3-year government bond yield initially fell by 12 basis points on the news and the ASX 200 stock market index surged to new highs at above 9,100, as market pricing for the likelihood of an interest rate cut on Melbourne Cup Day in November jumped to around a 3 in 4 chance...in spite of some residual concerns around September quarter inflation.  

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In other news, private new home sales jumped by 26 per cent in the past month, according to the Housing Industry Association, driven by first homebuyers, owner-occupiers, and investors:


Source: HIA

The likely drivers included rising established prices, falling interest rates, and changes to LMI policies, reported Chief Economist Tim Reardon. 

---

1. Download our property buying guide

Download our free property buying guide here

You can also check out a few of our recent property purchases here

Get in contact with us today if strategic property investment is your thing. 

    2. Subscribe to our Top 10 Podcasts for Investors

Listen in to our podcasts

The Australian Property Podcast is rapidly becoming one of Australia's biggest business podcasts, now with well over 50,000 audio downloads per month, and growing fast.

And our popular Low Rates High Returns Show also remains available on Spotify.

    3. Subscribe for my free daily blog

Subscribe for my free daily blog with more than 4 million hits here

You can also catch up with me daily on Twitter here, where I'm far too active daily and have over 15,300 followers. 

By the way, I'm an 8-times published author on finance, investing, and business, so you can check out some of my books here.

My new book, co-authored with Cate Bakos is available to buy here or on Amazon here - check out our free Buy Right podcast series here

4. Work with me privately

For a limited time you can book in a free diagnosis call with me here, so book in a call today.